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Hayes Town & Lake Farm

Interactive map displaying Hayes Town & Lake Farm

About

The Hayes Town and Lake Farm area sits in the western part of the London Borough of Hillingdon. It is a largely residential district with a mix of housing types, from terraced homes to modern apartment developments. The area is anchored by the commercial centre of Hayes Town, which provides local shopping and services.

Lake Farm Country Park is a significant green space, featuring meadows, woodland, and the namesake lake. The park's ecology includes a heronry, where these birds nest in tall trees overlooking the water. This open land contrasts with the surrounding urban fabric and provides a route for walkers and cyclists along the Grand Union Canal.

Area overview

On average Hayes Town & Lake Farm has high deprivation and very high crime levels, with around 128 crimes per 1,000 residents per year. Approximately 23.2% of homes in this area are social housing provided by a local council or housing association. The average income per household in Hayes Town & Lake Farm is £64,070 per year. There are 5 schools in Hayes Town & Lake Farm: 4 primary (0 Outstanding and 4 Good) and 2 secondary (0 Outstanding and 2 Good). On average most houses in area has average public transport connectivity. Hayes Town & Lake Farm is home to around 14,062 people, with a population density of about 3,224.6 per km2.

Crime rate
9/10
Crimes per 1k residents
128
Deprivation level
7/10
Income level
2/10
Social housing
23.2%
Connectivity
5/10

Area Profile

Hayes Town & Lake Farm Population
14,062
Population density
3,224.6 per km²

Crime

Crime per 1,000 population

Anti-social behaviour
44.94(+69%)
Violence and sexual offences
44.3(+46%)
Shoplifting
18.49(+83%)
Vehicle crime
15.08(+55%)
Public order
12.3(+85%)
London average

Demographics

Ethnic groups

Indian
3,750
26.67%
British
2,450
17.42%
Other Asian
1,682
11.96%
African
1,349
9.59%
Pakistani
1,089
7.74%
Total population: 14,063

Economics

Education (age 16+)

Level 4+ (Degree)
3,504
32.47%
No qualifications
2,536
23.5%
Level 3 (A level)
1,303
12.07%
Level 2 (GCSEs 9-4)
1,236
11.45%
Level 1 (GCSEs 3-1)
1,230
11.4%
Total 16+ residents: 10,791

Housing

Housing tenure

Private landlord or letting agency
1,507
33.83%
Owns with a mortgage
1,067
23.95%
Owns outright
720
16.16%
Other social rented
475
10.66%
Social rents from council
467
10.48%
Total households: 4,455

Property prices in Hayes Town & Lake Farm

Based on 35 recent sales, the median property price is £500,000 in Hayes Town & Lake Farm area, with individual transactions ranging from £245,000 up to £760,000.

Price distribution per property type (last year)

Price distribution by property type for Hayes Town & Lake Farm in the last year.

Median sale price and percentiles per property type (last year)

Median sale price, sales count, and percentile information for each property type in Hayes Town & Lake Farm over the last year.
TypeSalesMedian
Flats9£299,950
Semi-Detached15£545,000
Terraced11£500,000

10 years median price trend in Hayes Town & Lake Farm

Ten year median sale price trend for each property type in Hayes Town & Lake Farm.

All postcodes in Hayes Town & Lake Farm

UB32NN

Lych Gate Walk

UB32RW

Wood End

UB33JP

Minet Drive

UB111FE

Longwalk Road

UB31DS

Dawley Road

UB31SQ

Nield Road

UB32LA

Church Road

UB33NF

Bilton Way

UB35WB

Silverdale Road

UB31EH

Dawley Road

UB31FD

Pressing Lane

UB31JA

Botwell Common Road

UB31SE

Nield Road

UB32RJ

Wood End

UB33DN

Austin Road

UB19RU

Hayes Town

UB33DP

Austin Road

UB33NQ

Bilton Way

UB31EN

Dawley Road

UB31FE

Pressing Lane

UB32FX

Fremantle Way

UB33HZ

Silverdale Road

UB39AJ

Silverdale Road

UB31DX

Hayes Town

UB31LG

Egan Way

UB32EU

Eighth Avenue

UB32SH

Wood End Green Road

UB33LP

Copperdale Road

UB31EU

Hayes Town

UB31HA

Blyth Road

UB32AJ

Botwell Lane

UB33DF

Austin Road

UB33JT

Halsway

UB39AX

Silverdale Road

UB39GF

Silverdale Road

UB39XN

Silverdale Road

UB31JE

Botwell Common Road

UB31JH

Walnut Close

UB33BA

Johnsons Industrial Estate

UB33ER

Coldharbour Lane

UB33FA

Glenister Gardens

UB32AY

Compton Road

UB32EB

Glebe Road

UB32FS

Albacore Way

UB32HZ

Eastholme

UB33EB

Coldharbour Lane

UB33EE

Coldharbour Lane

UB33JH

West Walk

UB31JX

Princes Park Lane

UB31RT

Clayton Business Centre

UB32BJ

Evergreen Way

UB33FG

Chailey Place

UB33HP

Pasadena Close

UB39RQ

Silverdale Road

UB32AE

Botwell Lane

UB32AQ

Botwell Lane

UB39RX

Silverdale Road

UB39US

Silverdale Road

UB31ER

Hayes Town

UB32FZ

Firefly Close

UB33DH

Austin Road

UB33JX

Showers Way

UB31BQ

Clayton Road

UB19LB

Silverdale Road

UB31EB

Dawley Parade

UB32LH

Church Road

UB32LN

Church Road

UB33HS

Coldharbour Lane

UB34DX

Station Road

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/01/2026.